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                                                                   EXHIBIT 10.16

                 VENDOR FLOOD INSURANCE AGREEMENT ("Agreement")
                          entered into by and between
                                        
  MOBILE USA INSURANCE COMPANY, INC., a Florida insurance company ("Company")
                                      and
     INSURANCE MANAGEMENT INFORMATION SERVICES, INC., a Florida corporation
                                   ("Vendor")


ARTICLE I - AUTHORITY OF VENDOR

A. Company hereby appoints Vendor to supervise and administer its Write Your
   Own (WYO) flood insurance program in the State of Florida, the State of
   Arizona and such other states as may be mutually agreed upon in writing
   between Company and Vendor.
B. Company hereby grants Vendor the authority to act for and on behalf of
   Company in matters required including the authority to collect and remit
   premiums, process applications and other forms, issue policies, and process
   claims, all in a manner consistent with, pursuant to and as authorized by the
   provisions of the National Flood Insurance Act of 1968, as amended, the Flood
   Disaster Protection Act of 1973, as amended, the regulations of the National
   Flood Insurance Program (NFIP/Write Your Own Program administered by the
   Federal Emergency Management Agency (FEMA),) (herein, collectively called the
   "WYO Program"), and the terms of this Agreement. 

C. Vendor hereby accepts such appointment, and the grant of authority, and
   agrees to carry out the resulting duties and responsibilities to the best of
   its ability, knowledge, skill, and judgment and in accordance with the
   highest reasonably attainable standards of quality generally utilized in the
   insurance and data processing industries. 

ARTICLE II - SPECIFIC RESPONSIBILITIES OF VENDOR

A. Vendor shall be responsible for the following:
   1. Policy Administration in accordance with the WYO Program, including:
      a. Community Eligibility/Rating Criteria;
      b. Policyholder Eligibility Determination;
      c. Policy Issuance;
      d. Policy Endorsements; 
      e. Policy Cancellations;
      f. Policy Correspondence; 
      g. Payment of Agents' Commissions (on Company's behalf); and 
      h. The receipt recording control, timely deposit, and disbursements of
         funds in connection with the foregoing (a through g), in accordance
         with the WYO Financial Control Plan requirements established by the
         FCP ("Financial Control Plan").
      i. Respond to written and telephone inquiries from Policyholder and/or
         Producer.
   2. Claims Processing, in accordance with general Company standards and the
      WYO Financial Control Plan. Vendor may also rely on information contained
      in the WYO Claims Manual, the FEMA Adjuster Manual, the FIA/NFIP Policy
      Issuance Handbook, the WYO Operational Overview, or other WYO Program
      instructional material.
      a. A catastrophe team providing claims support will be engaged at the
         descretion of the Vendor. 
   3. Preparing and submitting to the FIA monthly financial and statistical
      reports, reconciliations, certifications and statistical reports on
      Company's behalf, in accordance with the WYO Program Accounting 
      Procedures. Vendor shall submit copies of all monthly reports to the 
      Company. 

B. Vendor shall provide assistance, at no additional cost, to Company agents
   in writing flood business to which this Agreement relates by: (1) procuring
   for each appointed agent a limited license to use the
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    FloodWriter(c)(TM) rating program, and (2) providing current flood zone
    determinations for each such policy application requested.
C.  Vendor shall coordinate activities and shall provide information to the FIA
    or its designee whenever a Flood Insurance Catastrophe Office is
    established.
D.  Claims administration use of Company's staff adjusters or Company's outside 
    adjusters will be first course of action. If these are not available.
    Vendor will select independent adjusters.
E.  Vendor shall keep appropriate records in accordance with Internal Revenue
    Service regulations in order to prepare 1099 reporting for agents' 
    commissions and adjusters' fees paid by Vendor on behalf of Company.
F.  Vendor shall use for best effects to adhere to the following time standards
    for performance when processing documents, claims, requests or inquiries:
    1.  Application Processing - 15 days (Note: If the policy cannot be mailed
        due to insufficient or erroneous information or insufficient funds, a
        request for correction or additional moneys shall be mailed within 10 
        days);
    2.  Renewal Processing - 7 days;
    3.  Endorsement Processing - 7 days;
    4.  Cancellation Processing - 15 days;
    5.  Simple Correspondence and Status Inquiries - 7 days;
    6.  Complex Correspondence and Inquiries - 20 days;
    7.  Requests for Supplies, Materials, and Manuals - 7 days; and
    8.  Claims Draft Processing - 7 days from completion of file examination.
        The elapsed time shown is from day of receipt through and including day
        of mail-out, and shall not include any Saturday, Sunday, or state or 
        national legal holiday.
G.  Vendor shall, on a timely basis, accurately convert and migrate from
    current Vendor all policy data for in-force business. This will be at no
    expense to the Company.   

ARTICLE III - PREMIUM COLLECTION AND ARRANGEMENT

A.  Vendor and Company shall establish banking arrangements which comply with
    the FEMA/FIA Financial Assistance/Subsidy Arrangement ("Arrangement") and
    other WYO Program requirements, and which will provide for the establishment
    of an NFIP restricted account with Company as custodian, and/or a FEMA
    Letter of Credit, with additional accounts as needed to facilitate
    operations, all in conformity with FEMA guidelines. Company shall grant
    specific Vendor employees check-signing authority on accounts and the
    authority to initiate appropriate (drawdowns against Company's Letter of
    Credit, in order for Vendor to act on Company's behalf in making
    disbursements for Company liabilities established by the Arrangement, the
    WYO Program, and this Agreement. All such authorizations shall be in writing
    and may be revoked amended or modified at any time by Company upon 30 days
    advance written notice to Vendor. Vendor shall be liable to the FIA for any
    and all premiums Vendor has received on business written under this
    Agreement. Vendor shall establish procedures for the timely deposit and
    remittance of funds to the U.S. Treasury via the authorized automatic
    clearinghouse mechanism.

B.  Vendor shall maintain supporting documentation for all bank accounts over
    which it has authority. Monthly, Vendor shall prepare financial data, by 
    state, reflecting all debits and credits with respect to flood insurance
    business written, including agents' commissions and Vendor's servicing fees
    paid, during the preceding month. Vendor shall submit such data and reports
    no later than the 20th of each month.

ARTICLE IV - COMPANY ACCESS TO RECORDS

Company, by its duty appointed representatives, shall have the right at any
reasonable time to examine papers in the possession of Vendor covering flood
insurance business written hereunder.

ARTICLE V - EXPENSES AND FEES
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A.   Company shall pay Vendor a monthly servicing fee per schedule below. Vendor
     shall pay the general expenses of processing flood insurance business
     pursuant to this Agreement, including those of policy administration,
     claims processing, and financial and transactional reporting.



     Calendar Year Net Written Premium       IMIS Fee (As a % of Net Written Premium)
     ---------------------------------       ----------------------------------------
                                          
         $         0 - $ 4,999,999                              8%
         $ 5,000,000 - $ 9,999,999                            7.5%
         $10,000,000 - $19,999,999                            6.0%
         $20,000,000    and  above                    Renegotiate


B.   Company shall pay all taxes, including state premium taxes and fees,
     municipal taxes and fees, agents' commissions, or any board, exchange or
     bureau assessment.

C.   WYO Program Reimbursements made pursuant to the Arrangement, including, but
     not limited to, those for the unallocated loss adjustment, the allocated
     loss adjustment, and for approved special allocated loss expenses, shall be
     payable to Vendor.

D.   Claims Administration (Full Service): Vendor shall retain 3.3% of the net
     claim after application of the deductible. Salvage: 5% of recovery (after
     expenses) if Company's adjuster handles the salvage. If Vendor assigns the
     adjuster and handles the salvage, Vendor will receive 10% of recovery after
     expenses. Subrogation: 10% of recovery (after expenses). If Vendor assigns
     the adjuster and handles the subrogation, Vendor will receive 25% of
     recovery after expenses.

ARTICLE VI - ADDITIONAL SERVICES AND FEES

A.   Full Book Flood Zone Determinations - A zone determination on each of (or a
     portion of) Company's homeowners policies is available at a cost of $10.00
     per policy.

B.   Agent or Company Training - Upon request, Vendor will provide one training
     session per quarter, or four training sessions per year, to Company or
     Company's agents. Company shall provide the training facility and shall
     reimburse Vendor for travel expenses incurred.

C.   Marketing Materials - Company may use Vendor's previously developed
     marketing or promotional materials, which Vendor shall customize and
     produce for Company, at Company's expense.

D.   Any fees and services not defined in this agreement will be mutually
     agreed upon between the Company and Vendor as required.

ARTICLE VII - CONFIDENTIALITY OF DATA AND INFORMATION

A.   Vendor and Company acknowledge that any and all information concerning the
     other's business is "Confidential and Proprietary Information" and neither
     party shall permit the duplication, use, or disclosure of any such
     "Confidential and Proprietary Information" to any person (other than its
     own employees, agents or representatives who must have such information for
     the performance of obligations hereunder), unless such duplication, use, or
     disclosure is specifically authorized in writing by the other party.
     "Confidential and Proprietary Information" is not meant to include any
     information which, at the time of disclosure, is generally known to the
     general public and/or the insurance industry.

B.   Neither party shall use or duplicate the name(s), trademarks(s),
     servicemark(s), or trade name(s) (whether registered or not) of the other
     party in public releases or advertising or in any other manner unless such
     use or duplication is specifically authorized in writing by the other
     party, except that Vendor may include Company's name in a list of
     clients/customers without such authorization.

C.   Company shall not disclose the terms of this contract especially the
     pricing structure, under this Agreement without prior written consent of
     the Vendor.

D.   Vendor shall maintain systems integrity and data security necessary to
     protect Company's records and data from loss and damage and to protect
     against unauthorized disclosure of Company's confidential and proprietary
     data as described in this Article.

E.   The disclosure restrictions provided in this Article shall be extinguished
     at the time and to the extent that the confidential information becomes
     generally available to the public domain without the fault of Vendor.

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ARTICLE VIII - COMMENCEMENT AND TERMINATION

A.   This Agreement shall become effective on the date that this document is
     executed by Company and by Vendor, and shall remain in force for one (1)
     year. It may be terminated at any time after the one (1) year by either
     party sending written notice of termination to the other, not less than
     ninety (90) days prior to the termination date.

B.   This Agreement may, at the option of the Company, be terminated in the
     event that Vendor fails to perform any of the terms and conditions of this
     Agreement and such failure continues for a period of ninety days after
     written notice given by Company to Vendor specifying the nature of the
     default(s).

C.   Upon termination of this Agreement, Vendor shall fully account to Company
     for all of its responsibilities and activities pursuant to this Agreement,
     and cooperate with Company or designated representative to transfer all
     policy and status data on a timely and accurate basis.

ARTICLE IX - LIABILITY

A.   In no event shall Vendor's liability for breach of this Agreement or any of
     its provisions exceed the Company's liability to FEMA in connection with
     the Write Your Own Flood Insurance Program. Vendor shall not be liable for
     any loss of profits, business goodwill, or other consequential, special or
     incidental damages. If either party should bring a Court action alleging
     breach of this Agreement or seeking to enforce, rescind, renounce, declare
     void or terminate this Agreement or any provisions thereof, the prevailing
     party shall be entitled to recover all of its legal expenses, including
     reasonable attorney's fees and costs (including legal expenses for any
     appeals taken), and to have the same awarded as part of the judgment in the
     proceeding which such legal expenses and attorney's fees were incurred.

B.   Company shall be held harmless for any and all adverse acts or omissions of
     Vendor arising out of, and in conjunction with, this Agreement. Company
     shall be indemnified for all costs and expenses incurred as a result of the
     adverse actions or omissions of Vendor.

C.   Vendor shall be held harmless for any and all adverse acts or omissions of
     Company arising out of, and in conjunction with, this Agreement. Vendor
     shall be indemnified for all costs and expenses incurred as a result of the
     adverse actions or omissions of Company.

ARTICLE X - MISCELLANEOUS

A.   Applicable Law: This Agreement and all matters arising thereunder shall be
     governed and determined in accordance with the Federal laws applicable to
     the National Flood Insurance Program. Where such law does not provide the
     rule for decision, any matters in controversy or dispute shall be governed
     and determined in accordance with the laws of Florida.

B.   This Agreement contains all of the prior oral and/or previously written
     agreements, representations, and arrangements between the parties hereto.
     There are no representations or warranties other than those set forth
     herein.

C.   Company Warranties: Company warrants that it has entered into an Agreement
     with FEMA pursuant to which it is authorized to issue flood insurance
     policies or coverage, and that it is licensed to engage in the insurance
     business in all jurisdictions in which it authorized Vendor to issue any
     flood insurance policy or coverage in Company's name.

D.   Vendor Warranties: Vendor warrants to Company that it is duly incorporated
     and authorized to transact the business of servicing insurance companies.

Invalidation. Should any part of this for any reason be declared invalid, such
decision shall not effect the validity of any remaining portion, which remaining
portion shall remain in full force and effect as if the had been executed with
the invalid portion thereof eliminated. It is, therefore, declared the intention
of the parties hereto that each of them will have executed the remaining portion
of this without including therein any such part, parts or portion which may, for
any reason, be hereafter declared void.

Modification. No change or modification of this shall be valid unless the same
shall be in writing and signed by all of the parties hereto.

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     Notices. Any and all notices, designations, consents, offers, acceptances,
or any other communication provided for herein shall be given in writing by hand
delivery, by overnight carrier, by registered or certified mail or by facsimile
transmission and shall be addressed as follows:

     As to:    Insurance Management Information Services, Inc.
               P.O. Box 15707
               St. Petersburg, Florida 33733
               Attn: Anne M. Sullivan
               Fax# (813) 822-0484

     As to:    Mobile USA Insurance Company, Inc.
               7785 66th Street North
               Pinellas Park, Florida 34665
               Attn: Frank J. Lake
               Fax# (813) 541-1608

Notices sent by hand delivery shall be deemed effective on the date of hand
delivery. Notices sent by overnight carrier shall be deemed effective on the
next business day after being placed into the hands of the overnight carrier.
Notices sent by registered or certified mail shall be deemed effective on the
third business day after being deposited into the post office. Notices sent by
facsimile transmission shall be deemed to be effective on the day when sent if
sent prior to 4:30 p.m. (the time being determined by the time zone of the
recipient) otherwise they shall be deemed effective on the next business day.




IN WITNESS WHEREOF, the parties hereto by their respective duly authorized
representatives have executed this Agreement to be effective as of 1st day of
January, 1996.

"Vendor"                                     "Company"

INSURANCE MANAGEMENT                         MOBILE USA INSURANCE
INFORMATION SERVICES, INC.                   COMPANY, INC.


by: /s/ Robert G. Menke                      by:  /s/ Frank J. Lake
    --------------------------------------       ------------------------------
    Robert G. Menke, Senior Vice President            FRANK J. LAKE         
                                                 ----------------------------
                                             as its:  PRESIDENT             
                                                     ------------------------